My partner and I have organised a further advance on our home loan from Yorkshire BS as we wish to carry out a loft conversion to our property in Burton Joyce. Are we obliged to choose a nearby Burton Joyce solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?

Yorkshire BS would not normally appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.

I had a mortgage agreed in principle with Nottingham. Burton Joyce conveyancing lawyers have been instructed. What is the average time that one could expect to receive a mortgage offer from Nottingham?

Some lenders take longer than others. Have Nottingham completed the valuation? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have instructed a Burton Joyce solicitor having made sure that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?

Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Burton Joyce surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Various internet forums that I have visited warn that are a common reason for obstruction in Burton Joyce conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of delay in conveyancing in Burton Joyce.

I am purchasing my first flat in Burton Joyce with the aid of help to buy. The sellers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not reveal to my solicitor about the side-deal as it would impact my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

What is different about your site and other online quote calculators when it comes to conveyancing in Burton Joyce?

At this site secure a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Burton Joyce. As opposed to estate agents and brokerage sites we do not have referral arrangements with solicitors. A large number of agents and online brokers 'recommend' solicitors that pays the most per referral, rather than the best value conveyancing in Burton Joyce

Do online conveyancing organisations cover everything a local Burton Joyce solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Burton Joyce?

Where you choose an online conveyancer they should undertake all the things your Burton Joyce solicitor would cover.